NDIS Price Guide

Specialist Disability Accommodation

Valid from: 1 April2017

Version release date: 1 April 2017

Table of Contents

NDIS Price Guide for Specialist Disability Accommodation

Specialist Disability Accommodation

Claiming payment for SDA

Calculation of the SDA price for a dwelling

Step 1: Determine whether the dwelling is a New Build, Existing Stock or Legacy Stock

Step 2: Base Price

Required elements of all Building Types

Step 3: Location Factor

Step 4: Fire sprinklers

Base Prices for New Builds

Base Prices for Existing Stock

Location Factors

NDISPrice Guide for Specialist Disability Accommodation

This document sets out the prices and payments that apply for Specialist Disability Accommodation (SDA) under the National Disability Insurance Scheme (NDIS)from 1 July 2016. All compliant SDA dwellings have a maximum price that the Agency will pay that is based on the dwelling’s age, location and features. Providers must be registered providers and be approved for the SDA Registration Group. Additionally, providers must enroll each dwelling with the Agency.

It is important that providers are aware that the Price Guide does not outline all of the requirements and definitions that apply to SDA dwellings.

On 14 March 2017 the NDIS(Specialist Disability Accommodation)Rules 2017 (SDA Rules) came into effect. The SDA Rules, together with the National Disability Insurance Scheme Act 2013and the NDIS Rules under the Act,establish the framework for providing SDA to participants under the NDIS. The SDA Rules deal with the criteria for when a participant will have SDA included in their NDIS plan, the dwellings that can be used for SDA and the payments that will be paid to registered providers of SDA.

This Price Guide is referred to in the SDA Rules and sets out the amounts of the prices for particular SDA types and locations, including allowances for features (SDA Rule 5.4). The Price Guide also contains further detail regarding the Design Categories and Building Types described in the SDA Rules.

For Legacy Stock the SDA prices are not set out in this Price Guide but are set out in the Legacy Stock Price List.

The arrangements for the provision of SDA by registered providers and the payment of the SDA price to registered providers are mainly set out in:

  • The legislation, including the NDIS Act and the NDIS Rules made under the Act, including the SDA Rules;
  • The Terms of Business for Registered Providers (Terms of Business)[1], including the Specialist Disability Accommodation Addendum;
  • This NDIS Price Guide for SDA; and
  • The NDIS Price Guide[2] for each jurisdiction:
  • NDIS Price Guide (NSW/Vic/Qld/Tas); and
  • NDIS Price Guide (Act/SA/WA/NT).

Further information to assist Providers is also available through the NDIS provider portal.[3]

Specialist Disability Accommodation

SDA is one of the supports that may be funded under the NDIS for some participants who have an extreme functional impairment or very high support needs.

SDA refers to accommodation for people who require specialist housing solutions, including to assist with the delivery of supports that cater for their extreme functional impairment or very high support needs. SDA does not refer to the support services, but the homes in which these are delivered. SDA may, for example, have specialist designs for people with very high needs or a location or features that make it feasible to provide complex or costly supports for independent living.

Claiming payment for SDA

Payment for SDA can only be claimed when a registered provider meets all of the criteria to be eligible for the payment. The criteria that must be met before a registered provider can be paid the SDA price are set out in the NDIS Act and the NDIS Rules made under the Act, including the SDA Rules, the NDIA’s Terms of Business and related documents.

Some important criteria in the SDA Rules that must be met before a registeredprovider can claim payment for SDA are:

  1. All providers of SDA must be registered providers. A registered provider’s approval can be revoked if the provider does not meet the obligations imposed on them by the SDA Rules and the NDIA’s Terms of Business;
  2. Claims for payment by a provider must be for a specific Design Category and Building Type that is identified by the provider when enrolling the dwelling. The provider must ensure that the dwelling meets all of the requirements of the Design Category and Building Type in the SDA Rules and this Price Guide for which the claim is made and for which the dwelling is enrolled;
  3. The dwelling for which SDA is claimed must be enrolled with the NDIA. The requirements that must be met for a dwelling to be enrolled are set out in the SDA Rules and this Price Guide. In summary the requirements are that the dwelling:
  4. is a permanent dwelling (for example, it is not a mobile home);
  5. is intended to provide long-term accommodation for at least one participant (for example, is not used only for respite, emergency or temporary accommodation);
  6. is not already being funded as accommodation by the Commonwealth, a State or Territory under a scheme unrelated to disability;
  7. is not excluded from SDA because it has previously received home modifications funding from the NDIA of the type described in SDA Rule 6.9; and
  8. is not excluded from being SDA because it is the parental home;and
  9. meets the requirements of a New Build (including density restrictions), Existing Stock or Legacy Stock set out in the SDA Rules and this Price Guide, including:
  10. For New Builds - all its shared areas and the majority of its bedrooms and similar sized private rooms comply with the Minimum Requirements in this Price Guide for the Design Category of the dwelling; or
  11. For Existing Stock - all its shared areas and the majority of its bedrooms and similar sized private rooms substantially comply with the Minimum Requirements in the NDIS Price Guide for the Design Category of the dwelling.
  12. The registered provider must have the certifications required by the SDA Rules that the dwelling:
  13. complies with the SDA Rules and this Price Guide; and
  14. meets all applicable building codes and laws;
  15. SDA is only paid while a participant resides in the dwelling or, in limited cases, for a period after a vacancy arises (outlined below).

Registered providers obligations

In addition to the requirements summarised above, registered providers must also meet a number of obligations imposed on providers of SDA.

The obligations include:

  1. A registered provider must have a written service agreement for SDA with a participant or, if agreement cannot be reached, work with the participant to establish an agreement, provide a copy to the participant and act in accordance with the terms of the agreement. The Terms of Business set out the matters that must be included in the agreement;
  2. Registered providers must comply with all Commonwealth, State or Territory laws that apply to the provision of SDA. A registered provider must comply with these laws and have mechanisms in place to ensure ongoing compliance, including in relation to employees, contractors or other persons engaged by the provider;
  3. Registered providers are required to ensure their dwellings are correctly enrolled and meet the requirements for the enrolment of the dwellings. For example,registered providers are required to notify the NDIA within 5 working days if there is a change in the dwelling’s building type or Design Category (SDA Rule 7.21) or if the Building Type or Design Category are likely to change (SDA Rule 7.23);
  4. Dwellings must not exceed the maximum number of residents declared by the provider. For example, providers must have no more residents than the number for which the dwelling is enrolled. For New Builds and Existing Stock the maximum number of residents is five. New Builds must also comply with the density restrictions set out in the SDA Rules;
  5. Registered providers must provide allrequired notifications and attestations. Registered providers must keep the Agency up to date including in relation to vacancies.

Claiming payment for SDA Vacancy

There are limited circumstances in which SDA payments may continue for a period of time after a participant no longer physically resides at an enrolled SDA dwelling.

In order for payments to continue after the participant has departed the following conditions must be met:

1.the SDA dwelling for the participant is enrolled to house two to five residents;

2.the vacancy is available for another participant; and

3.the NDIA has been notified.

Payments are able to continue until the vacancy is filled, or

4.for a dwelling that is enrolled to house four or five residents— for 90 days; or

5.for a dwelling that is enrolled to house two or three residents—for 60 days,

whichever is earlier.

Calculation of the SDA price for a dwelling

The SDA price for New Builds and Existing Stock is set out in this Price Guide. The SDA price for Legacy Stock is set out in a separate document, being the NDIS’s Legacy Stock Price List.Please contact for a copy of the Legacy Stock Price List.

To calculate the SDA price for a dwelling, the Base Price (the annual Base Price per participant) is multiplied by the relevant Location Factor and where applicable a Fire Sprinkler Allowance is added. This calculation is shown in the formula below:

SDA price = Base Price
x Location Factor
x (1 + FireSprinkler Allowance) (if applicable)

The SDA price is expressed as an annual amount.

Steps to calculate the SDA Price

The calculation of the SDA price can be divided into a number of steps:

Step 1: Determine whether the dwelling is a New Build, Existing Stock or Legacy Stock

Step 2: Identify the Base Price:

  • Step 2A - identify the Building Type
  • Step 2B - identify the Design Category
  • Step 2C - identify if there is a room for On-Site Overnight Assistance (OOA)
  • Step 2D – Identify if there is an additional breakout room (Robust design dwellings only)

Step 3: Identify the Location Factor; and

Step 4: Add the Fire Sprinkler allowance (if applicable).

Step 1:Determine whether the dwelling is aNew Build, Existing Stock or Legacy Stock

Different SDA prices are paid depending on whether the dwelling used to provide SDA is classified as a New Build, Existing Stock and Legacy Stock. The SDA prices for New Builds and Existing Stock are set out in this Price Guide and the SDA prices for legacy stock areset out in the NDISLegacy Stock Price List.

If a dwelling does not meet the requirements to be either a New Build or Existing Stock or Legacy Stock, the dwelling cannot be enrolled or receive SDA payments. Providers must ensure that a dwelling is correctly enrolled. All dwellingsthat are enrolled must meet the requirements of the SDA type for which the dwelling is enrolled and for which SDA is claimed. For example, a New Build must meet the requirements for a New Build or the New Build SDA price claimed by the Provider cannot be paid.

Table 1sets out the definitions for New Build, Existing Stock and Legacy Stock. The definitions are from the SDA Rules.

Table 1: Definitions for New Builds, Existing Stock and Legacy Stock

Type ofSDA / Definition
New Builds / A dwelling is a New Build if:
1.Either:
(i)It was issued its first certificate of occupancy (or equivalent) on or after 1 April 2016; or
(ii)It has been renovated or refurbished and issued with a certificate of occupancy (or equivalent) after 1 April 2016 and:
(A)Because of the renovation or refurbishment the dwelling meets the Minimum Requirements for a Design Category other than Basic design set out at Step 2B below; and
(B)the cost of the refurbishment was equal to or greater than the amount set out in the Table of Minimum Refurbishments Costs at Table 2;
AND
2.Either:
(i)It is enrolled to house five or fewer long-term residents (excluding support staff); or
(ii)It is the home of a participant who intends to provide SDA to themselves (as a registered provider) and to reside there withthe participant’s spouse or de facto partner and children;
AND
3.All its shared areas and the majority of its bedrooms and similar sized private rooms comply with the Minimum Requirements for a Design Category other than Basic design set out at Step 2B below;
AND
4.It does not breach the density restrictions for New Builds in SDA Rules 6.14 to 6.17. The density restrictions apply when there are multiple dwellings on a single parcel of land.
Existing Stock / A dwelling is Existing Stock if:
1.It does not have a certificate of occupancy for a New Build (described in paragraph 1 of the definition of New Builds above); and
2.It is enrolled to house five or fewer long-term residents (excluding support staff);and
3.It has been, at some time between 1 July 2013 and 1 December 2016, primarily used as accommodation for people with disability who have an extreme functional impairment or very high support needs; and
4.It is not an aged care, health care or other facility that is not specifically intended for use as disability accommodation;and
5.It housed at least one resident who received disability related supported accommodation (or equivalent) payments from a State, Territory or Commonwealth Government at some time between 1 July 2013 and 1December 2016; and
6.All its shared areas and the majority of its bedrooms and similar sized private rooms comply, or substantially comply, with the Minimum Requirements for any of the Design Categories set out at Step 2B below.
A dwelling is also Existing Stock if:
1.It does not have a certificate of occupancy for a New Build (described in paragraph 1 of the definition of New Builds above);
AND
2.Either:
(i)it is enrolled to house five or fewer long-term residents (excluding support staff); or
(ii)it is the home of a participant who intends to provide SDA to themselves (as a registered provider) and to reside there with the participant’s spouse or de facto partner and children;
AND
3.All its shared areas and the majority of its bedrooms and similar sized private rooms comply with the Minimum Requirements for a Design Category other than Basic design set out at Step 2B below.
Legacy / A dwelling is Legacy Stock if:
1.It does not have a certificate of occupancy for a New Build (described in paragraph 1 of the definition of New Builds above); and
2.It is enrolled to house more than five long-term residents (excluding support staff); and
3.It has been, at some time between 1 July 2013 and 1 December 2016, primarily used as accommodation for people with disability who have an extreme functional impairment or very high support needs; and
4.It housed at least one resident who received disability related supported accommodation (or equivalent) payments from a State, Territory or Commonwealth Government at some time between 1 July 2013 and 1December 2016; and
5.It is not an aged care, health care or other facility that is not specifically intended for use as disability accommodation; and
6.All its shared areas and the majority of its bedrooms and similar sized private rooms comply or substantially comply with the Minimum Requirements for any of the Design Categories set out at Step 2B below.

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Table 2: Minimum Refurbishment Costsfor New Builds

Building type / design category / Basic / Improved Liveability / Fully Accessible / Robust / High Physical Support
No OOA / With OOA / No OOA / With OOA / No OOA / With OOA / +1 Room / No OOA / With OOA
Apartment, 1 bedroom, 1 resident / na / $190,000 / na / $290,000 / na / na / na / na / $420,000 / na
Apartment, 2 bedrooms, 1 resident / na / $230,000 / na / $360,000 / na / na / na / na / $530,000 / na
Apartment, 2 bedrooms, 2 residents / na / $230,000 / na / $360,000 / na / na / na / na / $530,000 / na
Apartment, 3 bedrooms, 2 residents / na / $300,000 / na / $460,000 / na / na / na / na / $700,000 / na
Villa/duplex/townhouse, 1 resident / na / $110,000 / $130,000 / $170,000 / $180,000 / $200,000 / $220,000 / $240,000 / $260,000 / $280,000
Villa/duplex/townhouse, 2 residents / na / $140,000 / $160,000 / $210,000 / $230,000 / $250,000 / $270,000 / $290,000 / $330,000 / $360,000
Villa/duplex/townhouse, 3 residents / na / $190,000 / $200,000 / $280,000 / $290,000 / $340,000 / $360,000 / $370,000 / $450,000 / $470,000
House, 2 residents / na / $150,000 / $170,000 / $220,000 / $240,000 / $270,000 / $290,000 / $310,000 / $350,000 / $370,000
House, 3 residents / na / $210,000 / $230,000 / $310,000 / $330,000 / $380,000 / $400,000 / $420,000 / $540,000 / $560,000
Group home, 4 residents / na / $290,000 / $310,000 / $420,000 / $430,000 / $500,000 / $520,000 / $540,000 / $680,000 / $710,000
Group home, 5 residents / na / $320,000 / $330,000 / $460,000 / $480,000 / $550,000 / $570,000 / $590,000 / $760,000 / $790,000

OOAOn-site overnight assistance

+1 RoomAdditional breakout room

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Step 2: Base Price

The Base Price for an SDA dwellingis determined in four steps:

  • Step 2A - Identify the Building Type
  • Step 2B - Identify the Design Category
  • Step 2C - Identify if there is a room for On-Site Overnight Assistance (OOA)
  • Step 2D - Identify if there is an additional breakout room (Robust design dwellings only).

Step 2A: Building Type

Dwellings are enrolled according to the Building Type specified by the registered provider and the amount of the SDA price paid for the dwelling depends on the Building Type under which the dwelling is enrolled.

Providers must ensure that a dwelling is correctly enrolled and claims for payment are correctly made. If a dwelling does not meet the requirements of the Building Type for which the dwelling is enrolled and for which SDA is claimed, SDA payments cannot be paid for the dwelling and the enrolment will be cancelled.